Azle City Zoning Code
SECTION 24
PD, PLANNED DEVELOPMENT DISTRICT
§ 24.1 INTENT.
The planned development district, PD, is intended to provide for combining and mixing of uses allowed in various districts with appropriate regulations, and to permit growth flexibility in the use and design of land and buildings in situations where modification of specific provisions of this ordinance is not contrary to its intent and purpose or significantly inconsistent with the planning on which it is based and will not be harmful to the neighborhood. A PD district may be used to permit new and innovative concepts in land utilization.
While great flexibility is given to provide special restrictions which will allow development not otherwise permitted, procedures are established herein to ensure against misuse of the increased flexibility.
(Ordinance 2013-09, ex. A, adopted 5/7/13)
§ 24.2 PERMITTED USES.
Any use shall be permitted if such use is specified in the ordinance granting a planned development district. The size, location, appearance, and method of operation may be specified to the extent necessary to ensure compliance with the purpose of this ordinance.
(Ordinance 2013-09, ex. A, adopted 5/7/13)
§ 24.3 DEVELOPMENT REQUIREMENTS.
A.
Development requirements for each separate PD district shall be set forth in the ordinance granting the PD district and may include but not be limited to uses, density, lot area, lot width, lot depth, yard depths and widths, building size, building height, building elevations, coverage, floor area ratio, parking, access, screening, landscaping, accessory buildings, signs, lighting, management associations, and other requirements as the City Council and Planning and Zoning Commission may deem appropriate.
B.
In the PD district, if uses conform to the standards and regulations of the zoning district to which it is most similar, the particular district must be stated in the application. All applications to the city shall list all requested variances from the standard requirements set forth throughout this ordinance (applications without this list will be considered incomplete).
C.
The PD district shall conform to all other sections of the ordinance unless specifically excluded in the granting ordinance.
D.
The minimum acreage for a PD district request shall be zero (0) acres for nonresidential development and one (1) acre for residential development.
E.
For multifamily uses a common open space shall be designated for the leisure and recreational use of the occupants. The open space shall be a minimum of 10% of the total land area devoted to the multifamily use. This requirement may be varied downward by the City Council when a lesser amount of open space would be more appropriate based on the density of the development, the installation of private recreational amenities, or where the availability and nature of adjacent public open space is such that a lesser amount would adequately accommodate the development.
(Ordinance 2013-09, ex. A, adopted 5/7/13; Ordinance 2024-10 adopted 4/2/2024)
§ 24.4 APPROVAL PROCESS.
In establishing a PD district in accordance with this section, the City Council shall approve and file, as part of the amending ordinance, appropriate plans and standards for each PD district. During the review and public hearing process, the Planning and Zoning Commission and City Council shall require a conceptual plan and/or a detail site plan.
A.
Conceptual Plan:
This plan shall be submitted by the applicant. The plan shall show the applicant’s intent for the use of the land within the proposed PD district in a graphic manner and as may be required, supported by written documentation of proposals and standards for development.
1.
A conceptual plan for residential land use shall show general use, thoroughfares, and preliminary lot arrangements. For residential development which does not propose platted lots, the conceptual plan shall set forth the size, type and location of buildings and building sites, access, density, building height, fire lanes, screening, parking areas, landscaped areas, and other pertinent development data.
2.
A conceptual plan for uses other than residential uses shall set forth the land use proposals in a manner to adequately illustrate the type and nature of the proposed development. Data which may be submitted by the applicant, or required by the Planning and Zoning Commission or City Council, may include but is not limited to the types of use(s), topography and boundary of PD area, physical features of the site, existing streets, alleys, and easements, location of future public facilities, building height and location, parking ratios, and other information to adequately describe the proposed development and to provide data for approval which is to be used in drafting the final detailed plan.
B.
Detailed Site Plan:
This plan shall set forth the final plans for development of the PD district and shall conform to the data presented and approved on the conceptual plan. Approval of the detailed plan shall be the basis for issuance of a building permit. The detailed plan may be submitted for the total area of the PD or for any section or part as approved on the conceptual plan. The detailed plan must be approved by the City Council upon recommendation of the Planning and Zoning Commission.
The detailed site plan shall include:
1.
A site inventory analysis including a scale drawing showing existing vegetation, natural watercourses, creeks or bodies of water, and an analysis of planned changes in such natural features as a result of the development. This should include a delineation of any flood-prone areas.
2.
A scale drawing showing any proposed public or private streets and alleys, building sites or lots, and areas reserved as parks, parkways, playgrounds, utility easements, school sites, street widening and street changes, the points of ingress and egress from existing streets, general location and description of existing and proposed utility services including size of water and sewer mains, the location and width for all curb cuts, and the land area of all abutting sites and the zoning classification thereof on an accurate survey of the tract.
3.
A site plan for proposed building complexes showing the location of separate buildings and the minimum distance between buildings, and between buildings and property lines, street lines and alley lines. Also to be included on the site plan is a plan showing the arrangement and provision of off-street parking.
4.
A landscape plan showing screening walls, ornamental planting, wooded areas, and trees to be planted.
5.
An architectural plan showing elevations and signage style to be used throughout the development in all districts except single-family and two-family may be required by the Planning and Zoning Commission or City Council, if deemed appropriate.
6.
Any or all of the required information may be incorporated on a single drawing if one (1) drawing is clear and can be evaluated by the city manager or his designated representatives.
7.
Supplemental data.
All concept or detail site plans may have supplemental data describing standards, schedules, or other data pertinent to the development of the PD district which is to be included in the text of the amending ordinance. Additional information needed to adequately analyze the development may be required by planning staff, the Planning and Zoning Commission or the City Council.
(Ordinance 2013-09, ex. A, adopted 5/7/13)
§ 24.5 ESTABLISHMENT OF DISTRICT.
Procedure for establishing a PD district shall follow the procedure for zoning amendments as set forth in the code of ordinances. This procedure is further expanded as follows for approval of conceptual and development plans.
A.
Separate public hearings shall be held by the Planning and Zoning Commission and City Council for the approval of the conceptual plan and the detailed plan or any section of the detailed plan unless such requirement is waived by the City Council when it is determined a single public hearing is adequate. A single public hearing is adequate when:
1.
The applicant submits adequate data with the request for the PD district to fulfill the requirements for both plans.
2.
Information on the concept plan is sufficient to determine the appropriate use of the land and the detail site plan will not deviate substantially from this plan.
3.
The requirement is waived at the time the amending ordinance is approved. If the requirement is waived, the conditions shall be specifically stated in the amending ordinance.
B.
The ordinance establishing the PD district shall not be approved until the conceptual plan is approved unless the conceptual plan step is bypassed.
1.
The detailed plan may be approved in sections. When the plan is approved in sections, then separate approvals by the Planning and Zoning Commission and City Council for the initial and subsequent sections will be required. If the detailed plan is approved in phases a conceptual plan for the entire site shall be approved by the City Council upon recommendation of the Planning and Zoning Commission.
(Ordinance 2013-09, ex. A, adopted 5/7/13)
§ 24.6 STAFF REPORT.
When a PD district is being considered, a written staff report shall be submitted to the Planning and Zoning Commission and City Council discussing the impact on planning, engineering, water utilities, electric, sanitation, building inspection, tax, police, fire, and traffic.
(Ordinance 2013-09, ex. A, adopted 5/7/13)
§ 24.7 ZONING MAP.
All PD districts approved in accordance with the provisions of this ordinance in its original form, or by subsequent amendments thereto, shall be referenced on the zoning district map, and a list of such PD districts, shall be maintained in the appendix of this ordinance.
(Ordinance 2013-09, ex. A, adopted 5/7/13)
§ 24.8 MINOR AMENDMENTS TO A DETAILED PLAN.
Upon request of the applicant, the city manager or his designee may authorize minor amendments to a detail plan so long as such minor amendments do not change the land use or substantially change the character, development standards, or design of the development as shown on the approved detailed plan. For purposes of this provision, a “substantial change” shall mean a change which will increase the number of proposed dwelling units, increase the floor to area ratio, size of structure, height, lot coverage, or number of stories or buildings, reduce lot, yard, or space size, decrease the amount of required off-street parking spaces, change types of buildings, setback, street access points, or lots, or increase density, change traffic patterns, or alter the basic relationship of the proposed development to adjacent properties. The city manager or his designee shall make such authorization only in writing and such document shall be placed in the ordinance file governing the specific plan.
(Ordinance 2013-09, ex. A, adopted 5/7/13)
§ 24.9 PLANNED DEVELOPMENT ORDINANCES CONTINUED.
Prior to adoption of this ordinance, the City Council had established various PD districts, some of which are to be continued in full force and effect. The ordinances or parts of ordinances approved prior to this ordinance shall be carried forth in full force and effect and are the conditions, restrictions, regulations, and requirements which apply to the respective PD districts shown on the zoning map at the date of adoption of this ordinance
(Ordinance 2013-09, ex. A, adopted 5/7/13)